Episode 51:

Hello and Welcome to the Part3 with me podcast, 

The show that helps part 3 students jump start into their careers as qualified architects and also to provide refresher episodes for practicing architects. I am your host Maria Skoutari and this week we will be talking about Design and Access Statements. Todays episode meets PC2 & PC3 of the Part 3 Criteria.

Lets start by defining what Design and Access Statements aka D&A or DAS are:

Design and Access statements are documents/reports that explain the design process and development behind a planning application, so a Design and Access statement will accompany and support a planning application to give applicants the opportunity to explain how the proposal is appropriate for the site and its setting and that it can be adequately accessed by future users. 

Design and Access statements should include a written description and justification of the planning application they will be accompanying explaining the design principles and concepts applied to the proposed development. Photos, maps and drawings may sometimes be needed to justify further the points made and also demonstrate the steps taken to appraise the context of the proposed development and make reference to the specific characteristics of the application site and the wider setting. 

One thing to bear in mind is that as part of a planning application the Design and Access statement will be made publicly available alongside the application for the general public to see and access, so overly technical or complicated language should be avoided. The level of detail within the statement should reflect the complexity of the scheme. 

So generally, Design and Access statements should:

• accompany a planning application,  

• are needed with most types of application including major developments both full and outline planning, developments in a designated area consisting of 1 or more dwellings or a building or building with a floor space of 100square metres or more, householder applications typically don’t require a design and access statement (except if they are located in a designated area (e.g. consideration area) also waste development and material change of use will typically not require a design and access statement (unless it also involves operational development) 

• are also required for applications for listed building consent

• need to explain and justify what is being applied for, 
• The level of detail required will depend on the scale and complexity of the application,
• Explain the applicants approach to access issues and how relevant Local Plan Policies have been taken into account, and

• they can also be linked to planning decisions by conditions if developers are to required to follow them

And although the name suggests Design And Access it is actually one concise document and the design component will inform the access component and vice versa. One item to bear in mind is that D&A’s are not to be used as substitutes for drawings and other material required to be submitted for the determination of the planning application. 

Now lets look at the Structure of a typical Design and Access statement: 

D&A’s typically cover 8 key topics, which include:

• Design - how the physical characteristics of the scheme have been informed
• Use - what buildings and spaces will be used for
• Amount - how much would be built on the site
• Layout - how the buildings and public and private spaces will be arranged on site in relation to each other and surrounding development
• Scale - how big the buildings and spaces would be
• Landscaping - how open spaces will be treated and enhanced
• Appearance - what the building and spaces will look like
• Access - how everyone can get to, access and move through the site 

Starting with Design, this section should aim to include:

The process of how the proposed development has been assessed and informed by its local character and circumstances. So it will need to demonstrate that it has assessed :

• the physical context of the existing buildings, landscape features and routes, 
• alongside the social context of how people in the locality will be affected by the development, 
• the economic context which is how the proposal will contribute to the local economy, 
• And the planning policy context stating which policies and guidance are relevant and how they will affect and shape the development 

So following the assessment stage, the D&A should make reference to any groups or consultations that may have taken place during the development of the proposal which would have informed the submitted design, so if the development was subject to a public consultation it should be mentioned in the D&A and what the outcomes were and how they were considered, addressed and reflected on the submitted design. A good statement and design will seek professional advice and the views of the local community to incorporate within the proposal at the earliest possible stage of the schemes development. 

So once the site context assessment has been undertaken and the relevant consultations have taken place, the design section of the D&A should make reference as to how the information collected has been evaluated and from that evaluation what opportunities and constraints have been identified that as a result informed the scheme. 

And then to conclude the design section, the preferred design solution can be presented demonstrating how it was informed and resolves potential conflicts identified during the assessment and evaluation processes telling essentially the story behind the scheme as it is presented in the planning application. 

Now moving to the next section which is Use, so under this section:

It will need to identify what the development would be used for and explain how it will fit in with the area and how it supports local aims and why the use would be acceptable in the area, depending of that the use is, for example if a restaurant is proposed within a residential area a much more robust statement will be required to demonstrate its suitability in the local context. It is normally the mix of uses in a neighbourhood that is important in creating successful places. 

Alongside that, an explanation will be required to demonstrate and expand on how the uses will work well together making the place more useful for the community and, if relevant, mention how the use will allow the local community to diversify their activities, since having a good mix of uses is considered as a vital part of creating sustainable and vibrant places. Accompanied by a statement of how the site and area access needs of different uses are being addressed by the design and that it allows for inclusive access to all users.

That should cover what needs to be expanded on in the Use section, next we have the Amount section:

Which is purpose it to state how much development is being applied for and why it is an appropriate amount for the site and area in terms of density. The amount should take into account how much development is suitable for the site taking into account the various restrictions identified in the site analysis. Different measuring techniques can be used to explain the amount, e.g. houses per hectare figure to demonstrate if the amount of development is suitable for the area. 

So once the amount has been outlined, it is important to show how the scheme affects the way the area works, such as the number of people that will be using the area as well as the quality of the buildings and spaces, so it would be beneficial to outline occupation levels. Will the number and size of buildings work well on the site, support the local character and the way people use the area? If the D&A is for a major development, it would be beneficial to explain how the amount of development planned will change the neighbourhood and if it is of appropriate scale and density. 

Then that leads to the Layout Section, which should link to the application drawings:

To reinforce the application drawings, the Layout Section should explain why the submitted layout has been chosen, how it will work and how it will fit with its surroundings clearly explaining the design decisions made made. For example it may be beneficial to elaborate on why buildings face the way they do, why entrances have been positioned in a specific location and how they relate with site levels and so on. This can be demonstrated by showing the different layouts and options that were considered through the process of developing the final layout which better demonstrates and reinforces the preferred submitted layout. 

Under this section it should also be made clear how the layout allows for inclusive access for all to and through the site, how the layout contributes to making safer places and how it addresses certain constraints and which ones were given priority over others and why. Also explain and justify the way buildings, routes and open spaces are set out and positively contribute to the area, will the place be easy to understand, maintain and adapt?  This section should demonstrate that the spaces proposed are fit for purpose and used to their best advantage and are also designed to be safe and prevent dark or awkward spaces that give opportunity to crime. 

From the layout, then naturally follows Scale which is the next section of the D&A, under this section:

The statement needs to show why certain massing and sizes are right for the specific site and how it relates and considered the size and massing of existing neighbouring buildings. Size effects whether new buildings and spaces will be economically viable and therefore under this section it should be explained why the scale proposed provides an appropriate level of accommodation. 

Diagrams and drawings, therefore, should be included showing the relationship between the existing buildings on or around the site alongside the proposed also demonstrating that the scale of the development takes into account any restrictions on the site and the need for good design. It’s important to get the 3D aspect of scale across through the use of photomontages or images offering a realistic interpretation of the scale of open space and buildings. 

Under this section if should also be demonstrated how the design considers the balance of features such as doors, windows and so on showing how the scale of parts of the building work well together and how real users will consider the sizes and relationship between different scales. 

Then the setting of the proposal is equally as important and is expanded on under the Landscape Section:

It may be too early to define the exact design, materials and configuration of the landscape but the applicant should at least consider explaining the principles that will be used that will inform the landscape design and details which are important decisions to make during the planning application process that will help to create better places and better reinforce the applicants application position. 

Under this section, the landscape design should show how the outside spaces will make the building setting more attractive, safe, useful and environmentally responsible, so the statement should explain how the landscape treatment will work with all other design decisions and what its long-terms maintenance and management will be. The statement should clearly explain the purpose of landscape design on the site and how this will be achieved and maintained and respond to opportunities to improve the landscape character of the site, for example through the creation and increase of natural habitat or supporting an existing green corridor. 

It is also key that the landscape design takes into account the needs of disabled or older people through the use of level surfaces, lighting and visual contrast, non-slip materials and providing resting places. 

Then under the next section the D&A would cover Appearance:

This section should aim to cover the visual representation of all the decisions that went into the design explaining what the applicant applying for the application aims to achieve with how the place looks and why which is the outcome from layout, scale and landscaping. The best designs link all parts of a scheme and show how decisions on appearance relate to all other aspects of the scheme, reinforcing the main design.  

So the statement under this section should set out the design rationale that underpins the proposal and how this has informed the detailed aspects of the scheme, explaining how the appearance fits with other aims for the development. Will the appearance support the local character and distinctiveness? This can potentially include presenting a range of materials to give a sense of the final appearance, if the style is appropriate for the site and scheme and making clear that the appearance may change throughout the day across the seasons as light levels, weather conditions and vegetation change therefore demonstrating how these factors have been considered into the design.

And then under the last section Access:   

The D&A will need to cover a number potential aspects of access which is vehicular and transport links, inclusive access, and general movement to and through the site and its buildings and how these have been considered together in informing the preferred access strategy. It should be assessed and demonstrated that access to the local infrastructure network is convenient, safe and appropriate and that the proposed road and pathway design is appropriate for all users.  

Under this section, it should be demonstrated how the movement pattern flows through the site and that everyone can use the site comfortable, safely and easily. So the statement should set out the policy and  how relevant policies in local development documents have been taken into account when it comes to the approach adopted towards access also referring to the inclusion of disabled people, and that disabled people will not be segregated and they will be able to use the same entrances, corridors and rooms as everyone else without obstructions. And that all users no matter their disability will be able to enter the site, move around the area, enter the buildings and use all facilities. 

If any consultations or technical advice have taken place with regards to access, these should be stated within this section and any identified access issues that may have been identified and how these were addressed with the submitted design. Then it should be demonstrated how surrounding roads, footpaths and sight lines have been considered alongside diagrams showing how people can move to and through the place indicating which areas are public and which are private and how these areas have been made safe. 

Another key item that will need to be demonstrated is refuse, delivery, fire and emergency services access through a series of diagrams also highlighting the position of fire exits and the position of disabled refuge points. 

That covers the typical structure of a Design and Access statement, now what makes for a good D&A and what would the individuals/officers reading it be looking for:

A good D&A will demonstrate how the application proposal is well-mixed, has a well-planned public space that brings people together, functions well and adds to the overall character and quality of the area, is safe and accessible, supports the effective us of resources, addresses the needs of all in society and is accessible, usable and easy to understand and the proposal is visually attractive as a result of good architecture, urban design and landscaping. 

These are the key aspects officers or reviewers will be looking for in determining if the proposal will lead to a successful place that works well and has emerged from a full assessment of the sites circumstances and characteristics. 

If the D&A is to accompany listed building consent, what additional information may it require to explain the design principles appropriately:

Such a D&A should demonstrate that the special architectural or historic importance of the building have been taken into account, alongside any particular physical features of the building that justify its designation as a listed building and also considering the buildings setting. Ensuring that the proposal preserves and enhances the listed buildings special historic and architectural importance. If for any reason the design impacts on the special character of the listed building, the statement should explain why this is necessary and what measures within the approach to the design have been taken to minimise its impact. 

But apart from the design aspects, the D&A must also demonstrate and explain how issues relating to access to the building have been dealt with including what alternative means of access have been considered and how relevant Local Plan policies have been taken into account. 

One item to highlight here which I’m sure you will be wondering, is when a planning application is submitted together with listed building consent, would two separate design and access statements be required for each - to which the answers is no, the same D&A can be used for both applications given it addresses the requirements for both.  

So to sum up what I discussed today:

• A design and access statement is a short report accompanying and supporting a planning application
• D&A’s are required for planning applications for large development, both full and outline planning, for applications in conservation areas and World Heritage Sites, and listed building concept application
• Waste development, material change os use, engineering or mining operations don’t need a D&A
• D&A’s must explain the design principles and concepts applied to the development and how it fits with the surrounding context and must explain how access has been considered and addressed 
• And it must also demonstrate how relevant Local Plan policies have been taken into account
• D&A’s are not to be used as substitutes for drawings and other material required to be submitted for the determination of the planning application